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File #: PZ 23--010    Version: 1
Type: Special Use Status: Passed
File created: 4/5/2023 In control: City Council
On agenda: 5/1/2023 Final action: 5/1/2023
Title: Special Use Request. To allow an indoor commercial recreational facility, within the Central Business District. The property is located at 4505 Atlanta Street, within land lot 902 of the 19th District, 2nd Section, Cobb County, Georgia. PIN: 19090200190.
Indexes: SP - Create an Atmosphere of Community, SP - Create Destinations that appeal to residents
Code sections: Sec. 6-54 - Area per Parking Space, Sec. 6-56 - Access Aisle Specifications, Table 2-4 - Dimensional Requirements for Mixed Use and Non-residential Zoning Districts
Attachments: 1. Special Use Application Redacted, 2. Business Plan, 3. Floor Plan, 4. Executed PZ 23-010

CASE NUMBER:   PZ 23-010

APPLICANT: Daphany Bien Aime

SPECIAL USE REQUEST: Allow commercial indoor recreation facility in the CBD District.

LOCATION: 4505 Atlanta Street, Powder Springs, GA

ZONING:    CBD                            ACRES:   0.34                     PIN: 19090200190

 

Staff Recommendation:  APPROVAL with conditions

 

Planning and Zoning Recommendation:

                     

 

BACKGROUND:  Applicant is requesting a Special Use Request to utilize the existing building on site as a commercial indoor recreation facility highlighted by axe throwing and coaching. The applicant has proposed hours of operation for the facility (both walk-in hours and booking hours) as shown in Figure 4. Figure 5 (Applicant’s Mission Statement) also provides for a safety overview envisioned as part of the operation of the facility. The operation will serve recreational and competitive axe throwers, who will have the ability to reserve cage time via phone or on the business’ website. Reservations for special events will also be offered. The gift shop Point of sale for the business, including branded merch, prepackaged refreshments, and beer and wine. 

 

SURROUNDING AREA: The proposed indoor recreational facility is located within the Central Business District, adjacent to the development site of Novare’s Multifamily phase one. Please see Figure 1-Zoning Map, the future land use category is Downtown Powder Springs.

 

Figure 2. Floor Plan

 

ANALYSIS:

The application was reviewed against the following criteria:

 

1.                     Will the proposed special use be consistent with the stated purpose of the zoning district in which it will be located? It is staff’s opinion that the proposed special use is consistent with the stated purpose of the CBD zoning district, in that proposal could contribute to a vibrant mix of land uses within easy walking distance of abutting and adjacent neighborhoods, including commercial, office, various forms of housing, civic uses, and parks and recreation areas. It would provide a destination attraction within the Downtown District and add to the comprehensive plans stated goals of creating a active and vibrant downtown.

 

2.                     Will the establishment of the special use not impede the normal and orderly development of the surrounding property for uses predominate in the area? It is staff’s opinion that the city’s proactive infrastructure improvements (Lewis Road) have contributed to the normal and orderly development of this property (and the building as it exists), as well as surrounding properties.

 

3.                     Is the location and character of the proposed special use consistent with a desirable pattern of development in general? Given that the existing building is being used commercially and that there are no proposed additions or planned outdoor storage activities, the current desirable development patterns will not be disrupted.

 

4.                     Is or will the type of street providing access to the use be adequate to serve the proposed special use? It is staff’s opinion that the existing access to the site, as provided by proactive infrastructure improvements, is adequate to serve the proposed use. Cobb DOT initial comments:

“I would suggest the driveway apron at Murray Avenue have a 20’ width and 25’ radii. An 18’ drive isle near the parking spaces should be sufficient.” The proposed 18’ access isle and 18’ stall depth would require a variance request from the applicant.

 

5.                     Is or will access into and out of the property be adequate to provide for traffic and pedestrian safety, the anticipated volume of traffic flow, and access by emergency vehicles? It is staff’s opinion that existing vehicular access/curb cut that serves the existing building is adequate to serve anticipated traffic, if applicant installs paved parking spaces in accordance with both Unified Development Code requirements, as well as the Downtown Overlay District. It is also staff’s opinion that the existing sidewalk network in this area adequately serves pedestrian access and traffic.

 

6.                     Are or will public facilities such as schools, water or sewer utilities, and police or fire protection be adequate to serve the proposed use? It is staff’s opinion that public facilities and infrastructure are adequate to serve the proposed use.  Cobb FMO initial comments:

“If this bldg. is under 30’ not requiring apparatus access and if the grade is sufficient, we might be able to access this bldg. from the main ROWs without coming onto the property. If that’s the case, we wouldn’t require the typical 20’ wide access.”

 

 

7.                     Are or will refuse, service, parking and loading areas on the property be located or screened to protect other properties in the area from such adverse effects as noise, light, glare, or odor? It is staff’s opinion that the applicant will be able to mitigate any potential adverse effects by complying with UDC and Downtown Overlay District provisions when permitting required parking spaces. The use requires 2 spaces per axe gage, i.e., 14 parking spaces.

The code requires dimensions of 9’ x 20’ parking spaces and a 22’ wide access isle. The site’s available area limits the number of spaces that can be created. Figure 6 shows the potential configuration of 15 parking spaces. This would require a variance request from the applicant for 18’ deep stalls, and an 18’ wide access isle. FMO’s and DOT’s initial comments on the proposed variance are previously noted in analysis responses 4 and 6.

Since the applicant will not provide food service, pull away may be sufficient to manage their refuse collection. Given that the site faces rights-of-way on all sides, any location for refuse collection would require screening.

 

 

8.                     Will the hours and manner of operation of the special use have no adverse effects on other properties in the area? It is staff’s opinion that the applicant’s proposed hours of operation are reasonable and should not adversely affect adjacent and nearby properties. The nearby Skint Chestnut Brewery closes at 9:00PM on Sunday and weekdays, and 10:00PM on Friday and Saturday. SGC Chicken & Seafood closed at 8:00PM.

 

9.                     Will the height, size or location of the buildings or other structures on the property be compatible with the height, size or location of buildings or other structures on neighboring properties? Given that this is an existing building and no additions or planned outdoor storage activities are proposed, no adverse effects to adjacent properties are anticipated.

 

 

 

 

 

STAFF RECOMMENDATION:  Approval, with the following conditions:

 

1.                     Applicant shall provide a site plan showing compliance with the Unified Development Code regarding parking, landscaping (to include parking lot and street trees), trash disposal screened area, bicycle rack, and lighting prior to permitting. Site improvements shall be completed prior to the issuance of a certificate of occupancy.

 

2.                     The site shall be improved with the installation of landscaping. The applicant shall provide a landscaping plan, subject to design review and approval.

 

3.                     Applicant shall coordinate any internal construction necessary to accommodate assembly use occupancy with the Cobb County Fire Marshal.

 

4.                     No outside storage shall be permitted.

 

5.                     Applicant shall permit any signage in accordance with Unified Development Code.

 

6.                     Any alcohol sales or use shall be permitted separately and meet the requirements of the code of ordinances.

 

7.                     Given the proximity to the Silver Comet Trail, the applicant shall install a bike rack and demonstrate its location on the parking lot restriping plan, subject to design review and approval.

 

8.                     If ownership of the business changes or if the business plan changes to include other indoor recreation, a new special use application will be required.

 

9.                     The hours of operation shall be between 11:00AM and 11:00PM. Variations to these hours allowable via an approved Temporary Event Permit, subject to review by the Community Development Department.